How can I open a new business in an existing commercial building?

Congratulations on your interest in opening a business in the Village of Plainfield. The following steps are recommended to move forward with opening a business in an existing commercial building. You will need to confirm the zoning, obtain a business license, obtain a building permit if any construction (tenant build-out, remodel, etc.) is proposed, and obtain a sign permit for your business sign(s). In some cases, you may also need to arrange for new water service, depending on how this is handled at your specific location. Confirm the water billing arrangement with the property manager. Certain business may also require a liquor license and/or tobacco license. The steps for each of these are outlined below:

Confirm your zoning - It is important to verify that your proposed business use is permitted in the zoning district of your planned business location. This should be done before you enter into a lease. The Village regulates uses by zoning districts to assure that the uses are compatible and to promote the public health, safety and general welfare of the Village. To check for zoning compliance, identify your use on the Permitted Use Matrix of the Village's zoning code (Chapter 9, Sec. 9-13) and check to see that it is either a permitted use or special use. If it is a permitted use, no further planning approval is required. If it is a special use, you will need to obtain a special use permit. If you do not see your business use listed, please contact the Planning Department for a zoning determination. In many cases, the specific business use is not listed and we would be happy to assist with confirming your zoning.

Obtain a business license - The Village requires all corporate, retail and home-based businesses to obtain a business license each year. The cost is $25. Please refer to the business license application for detailed information on how to obtain a business license.

Commercial Building Permit - A building permit is required for tenant build-outs and remodeling. If no structural alterations, plumbing or electrical work is proposed, then a simple occupancy permit is all that is required. Please refer to the commercial building permit application for permit requirements. The Building Department oversees the permitting and inspection of commercial construction projects. If you have questions or would like to review your project, you are invited to contact the Building Department at (815) 439-2937.

Sign Permit - A permit is required for all business signs. It is important to review the sign code before you order or make your sign. There are various requirements depending on the type of sign and the desired location. Refer to the sign code and sign permit application for more information.

Establish New Water Service - If your landlord or property manager requires the tenant to be responsible for the water billing, you will need to call the Village of Plainfield to establish a new water service account for your business. You can do this by calling the Water Billing at (815) 439-2923.

Liquor License - Liquor licenses are reviewed by the Liquor Commissioner and administered by the Village Clerk. For information about obtaining a license, please refer to the liquor license application.

Tobacco Sales - A retail cigarette and tobacco license is required for all businesses that sell tobacco. For information, please refer to the tobacco license application.

Please contact the Planning Department at (815) 439-2824 if you have any questions.

Who do I call to set up utilities?

For cable/phone/internet, contact Comcast at (866) 647-6516 or AT&T at 1-888-944-0447.

To verify that your scavenger service is licensed by the Village of Plainfield, please call (815) 439-2921.

What is the process to build a new commercial building?

The Village of Plainfield has many sites that are well suited for new retail, office and industrial development. For help with site selection, you are invited to contact the Planning Department at (815) 439-2824. New construction requires site plan review approval and approval of a building permit. You should also refer to the steps that are required for opening a new business listed under the section on opening a new business in an existing building. The process for obtaining site plan review and building permit approval is summarized below.

Site Plan Review - Site plan review is required for all commercial and industrial projects. This process ensures that the project meets the Village's requirements regarding for aspects such as site orientation, parking, access, landscaping, and architecture. Site plans are considered by the Plan Commission, which provides a recommendation to the Village President and Board of Trustees. The process generally takes 45 to 60 days depending on the complexity of the project and the completeness of the application and plans. Refer to the site plan review Overview of Application Process and Application for more information.

Building Permit - Once the commercial site plan has been approved, you will then need to obtain a building permit for construction plans that are consistent with the approved site plan. You are invited to contact the Building Department at any time to discuss your plans. It may be possible to begin a preliminary review of your building plans prior to site plan approval to accelerate the process.

Please contact the Planning Department at (815) 439-2824 if you have any questions.

What do I need to do to open a business in Downtown Plainfield?

Downtown Plainfield is a great destination for shopping, dining and service businesses. There are many great opportunities - whether you are looking to start a new business in an existing building or are interested in new construction or redevelopment. Please refer to the sections above for information on starting a new business and new commercial construction in Plainfield. In addition, downtown Plainfield offers several unique opportunities and regulations, including the facade rehabilitation grant program, bistro-style outdoor sidewalk dining, the downtown parking zone, and the central sign district.

Facade Grant Program - Plainfield offers a generous facade program that provides a matching grant of up to $150,000 for eligible facade improvements. The program is funded by the Village's Tax-Increment Financing (TIF) District. The program is designed to promote the continued use of commercial buildings by helping owners and tenants to restore and rehabilitate buildings. Numerous facade projects have been completed, which have returned many century-old buildings closer to their historic appearance, while enhancing the appearance of the downtown. Refer to the facade improvement program description and facade improvement application for details.

Outdoor Dining Guidelines - The Village of Plainfield approved a new permit classification to allow al fresco sidewalk dining in the downtown district. This annual permit is reviewed for compliance with the design and operational guidelines. Outdoor dining helps to create a vibrant environment and offers a unique dining experience amid the architectural beauty of downtown Plainfield's historic buildings and enhanced streetscape. Refer to the outdoor use design guidelines and outdoor dining permit instructions and application for more information.

Downtown Parking Zone - All commercial projects must provide required parking based on the parking ratio established in the zoning code. However, in the downtown, we recognize that there are practical difficulties with providing on-site parking in the downtown, where the lots are much smaller and the buildings occupy a large portion of the lots. The Downtown Parking Zone is intended to encourage the preservation of older buildings, create a pedestrian-friendly environment, and ensure a robust economic activity. Businesses with a gross floor area of less than 5,000 square feet are exempt from the parking requirements. For downtown commercial projects in excess of 5,000 square feet, the required parking can include on-street parking and parking in off-street public parking lots within a certain distance. There are approximately 500 public parking spaces in the downtown area, including on-street parking and spaces in five off-street public parking lots. For more information on the Downtown Parking Zone, please check the Municipal Code.

Central Sign District - The Central Sign District is intended to recognize the unique character of the downtown. Sign regulations provide for signs in the downtown area to be integrated into the individual building's style and also compatible with the historic character of the district.

Please contact the Planning Department at (815) 439-2824 if you have any questions.

What is the sales tax rate for the Village?

For more information, please check the Illinois Department of Revenue's Tax Rate Finder.

What commercial properties are available in Plainfield?

The Planning Department will soon provide maps to assist in locating available development sites, commercial buildings with space available for sale/lease and also potential industrial sites. In addition, the Village encourages commercial property owners and those seeking commercial sites to utilize the Location One Information System (LOIS) through the Department of Commerce and Economic Opportunity (DCEO). This service provides information about available sites and buildings and can be accessed at Location One. Planning Department staff would welcome the opportunity to work with real estate agents and commercial brokers to support business owners and developers seeking the ideal location in the Village of Plainfield.

When is a special use permit required and what is the process?

Some uses are identified as special uses in the zoning code. These are uses that are generally identified to be appropriate for the zoning district, but that may have the potential to create impacts to adjacent properties that need to be reviewed on a case-by-case basis to assure compatibility. All Planned Developments require special use approval. Drive-through operations, such as those for banks and fast-food restaurants, are also considered special uses, as well as certain other uses identified in the zoning code. Special uses are reviewed by the Plan Commission, at which time a public hearing is held to allow for input from the public. The Plan Commission forwards a recommendation to the Village President and Board of Trustees, who make the final determination, based on the finding of facts. Special uses are approved by ordinance. The process generally takes 45 to 60 days to complete.

Am I within the Village limits?

Where can I get my business license?

Business license applications are available here or contact the Planning Department at (815) 439-2824.

May I operate a home based business?

Generally, home occupations are an incidental and accessory use to a residential use. The standards for home occupations are intended to ensure compatibility with other permitted uses and maintain the residential character of the surrounding residential uses.

A business license is required. Home occupations shall be conducted only by residents of the property. Home occupations shall not occupy more than 25% of the gross floor area of the dwelling unit. There are special traffic, deliveries and parking requirements.

Some permitted home occupations are as follows:

Barber/beauty shop

Animal grooming services

Baby-sitting services

Licensed day care homes

Instruction in music, dance, home crafts and arts (limited to no more than 4 students at any given time)